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Detached house in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade B+villamid-range

Detached house in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€875,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €65,431/yr
Average Daily Rate: €452
+8.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 28.7 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 68.4 / 100
Comparable Properties: 11
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.0M

+15.1% over asking

Asking price€875,000
IMT — Property transfer tax (investment schedule)€52,500
IS — Stamp duty (0.8%)€7,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,125
Total acquisition costs€73,875
Renovation (est. €55/m² × 324 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,820
(€9,720–€25,920)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.5%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 4
Bathrooms: 5
Building: 324 m²
Land: 544 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolmultiple outdoor living areasbright blue kitchen cabinetry

Score Breakdown

ROI
13.22
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
10.24
Rental Demand
3.96
Payback Speed
2
STR Suitability
4

Description

Spacious, 4 bedroom villa with heated pool in Carvoeiro This detached, 3 storey villa sits on a private, fenced and gated plot of 544m2 surrounded by terraces and low maintenance gardens. The house with a total constructed area of 324m2 (233m2 + 91m2 of basement and terraces) comprises, on entry level of a hallway, g

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Sampson Property →Listed via Idealista.pt
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Sampson Property
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
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4-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4434 Source verified · Sampson Property · listed 2 Jun 2026
Asking price · Freehold
$951,087
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
324 m²
Land
544 m²
True net yield
3.5%
≈ $5,428/mo net after costs & tax
5-yr total return (net + appreciation)
10.2% / yr avg
Payback in ~29 yrs from rent
Brixfox Score 68 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2008
Energy: B-
Condition: good

Description

Spacious, 4 bedroom villa with heated pool in Carvoeiro This detached, 3 storey villa sits on a private, fenced and gated plot of 544m2 surrounded by terraces and low maintenance gardens. The house with a total constructed area of 324m2 (233m2 + 91m2 of basement and terraces) comprises, on entry level of a hallway, g

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$638/night
50% ($293)Brixfox estimate($638/night)200% ($1174)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$44,402
Likely range $26,641 – $62,163
Airbnb data$638/night · 40% occupancy
Rental income
$638/night · 40% occ.
$85,389
Running costs (20%)
Utilities, cleaning, maintenance
-$17,078
Income tax (10%)
Indonesian rental income tax
-$23,909
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$44,402

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.5%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
6.1%
5.4%
Fully-managed
4.2%
3.5%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

8.0%

Annual Revenue

$85,389

Income Tax / yr

$7,472

Payback

29 yrs

True All-In Cost
Asking price$951,087
IMT — transfer tax (non-resident 7.5%)$71,332
Stamp duty (0.8%)$7,609
Notary + registry$2,174
Legal$11,699
Furnishing + STR launch$27,174
All-in cost$1,071,074

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagoa/Carvoeiro.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $875K
Capital appreciation
Property value growing at +4%/yr based on Lagoa/Carvoeiro market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$217K
Total Position
$1.3M
+46%
7.9%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$468K
Total Position
$1.8M
+102%
7.3%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.1M
Total Position
$3.0M
+245%
6.4%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$1.9M
Total Position
$4.8M
+446%
5.8%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$587 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
544 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $587 — positioned in the top tier
Generous 544 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.1%
$4,074/mo
40% occ.
6.9%
$5,432/mo
current
40% occ.
6.8%
$5,380/mo
current
50% occ.
8.5%
$6,738/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.